455 Cr 3561 · Clarksville, AR 72830

$120,000

4 bd · 2.0 ba · 1,872 sqft · Manufactured · 241 Days on market

Built 2004 1.00 ac lot

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Why this score? — see what drove the C+ grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +27.0/30.0
• DSCR +9.4/10.0
• ARV discount +7.5/15.0
• 1% rule +7.3/10.0
• Livability +3.2/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Private doublewide manufactured home with a permanent brick foundation. It has 4 bedrooms, 2 baths and above ground pool. A 520 SQ detached garage with brick and vinyl and metal roof, as well as dog fence, and a creek on the property. This property sold as is, and it is a SHORT SALE!

Key facts

• Dog fence
• Above ground pool
• Detached garage

Tags

• DOUBLEWIDE MANUFACTURED HOME
• PERMANENT BRICK FOUNDATION
• ABOVE GROUND POOL
• DETACHED GARAGE
• DOG FENCE
• CREEK ON THE PROPERTY

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath manufactured listed at $120k.

Deal economics

• At list price, monthly cash flow is $271 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $120k).
• Recommended offer: $106k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.7% vs local median 4.6% in Clarksville — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 65/100 on livability (#141 in AR) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: schools D, crime D-, amenities F.
• Clarksville School District (town): math 29% / reading 34% proficiency, ranked #147 of 238 in AR (top 62%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 154 active listings in the ZIP; 12 units permitted in Johnson County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $830 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Johnson County population projected at +8% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 241 days — a 12% lower offer ($106k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $105,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 241 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
7. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
8. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
9. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.23% ✓
• Cap rate: 9.67%
• Cash-on-cash: 12.05%
• DSCR: 1.54
• GRM: 6.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -1.7%
• Equity multiple: 0.94×
• Total profit: $-2,118
• Equity at exit: $17,892

10-year hold

• IRR: 8.1%
• Equity multiple: 1.61×
• Total profit: $20,641
• Equity at exit: $10,375

Cash invested: $33,600 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 92 Strongly Landlord-Friendly
• State Arkansas: 92 Strongly Landlord-Friendly · R+14
• County: — inherits STATE
• City: — inherits STATE

Only US state where non-payment is criminal. Strongly landlord-favorable; very few tenant protections.

Methodology + full state rankings →

ZIP-level market 72830

• Home prices YoY: -11.5%
• Active inventory: 154
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $1,477 medium
• Mortgage (P&I): −$629
• Tax est. 1.5%: −$150 /mo · $1,800/yr
• Insurance: −$50
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$310
• Net cashflow: $271

Break-even live

Break-even rent $1,134

Max offer price $120,000

Occupancy floor 77%

Sensitivity live

Price	-10% $354	-5% $313	+0% $271	+5% $230	+10% $188
Rent	-10% $154	-5% $213	+0% $271	+5% $329	+10% $388
Rate	-1.0pp $331	-0.5pp $302	base $271	+0.5pp $240	+1.0pp $208

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-19
   days on market $120,000 Active 241 DOM
2. 2026-06-18
   days on market $120,000 Active 240 DOM
3. 2026-06-17
   days on market $120,000 Active 239 DOM
4. 2026-06-16
   days on market $120,000 Active 238 DOM
5. 2026-06-15
   days on market $120,000 Active 237 DOM
6. 2026-06-14
   days on market $120,000 Active 235 DOM
7. 2026-06-12
   days on market $120,000 Active 234 DOM
8. 2026-06-09
   days on market $120,000 Active 231 DOM
9. 2026-06-08
   days on market $120,000 Active 230 DOM
10. 2026-06-07
    days on market $120,000 Active 229 DOM
11. 2026-06-05
    days on market $120,000 Active 227 DOM
12. 2026-06-04
    days on market $120,000 Active 225 DOM
13. 2026-06-02
    days on market $120,000 Active 224 DOM
14. 2026-06-01
    days on market $120,000 Active 223 DOM
15. 2026-05-31
    days on market $120,000 Active 222 DOM
16. 2026-05-31
    days on market $120,000 Active 221 DOM
17. 2026-01-16
    price $120,000 284-char remark

    Show marketing remark (284 chars)

    Private doublewide manufactured home with a permanent brick foundation. It has 4 bedrooms, 2 baths and above ground pool. A 520 SQ detached garage with brick and vinyl and metal roof, as well as dog fence, and a creek on the property. This property sold as is, and it is a SHORT SALE!

18. 2025-11-21
    price $134,900 284-char remark

    Show marketing remark (284 chars)

    Private doublewide manufactured home with a permanent brick foundation. It has 4 bedrooms, 2 baths and above ground pool. A 520 SQ detached garage with brick and vinyl and metal roof, as well as dog fence, and a creek on the property. This property sold as is, and it is a SHORT SALE!

19. 2025-10-14
    listed $149,900 Active 284-char remark

    Show marketing remark (284 chars)

    Private doublewide manufactured home with a permanent brick foundation. It has 4 bedrooms, 2 baths and above ground pool. A 520 SQ detached garage with brick and vinyl and metal roof, as well as dog fence, and a creek on the property. This property sold as is, and it is a SHORT SALE!

20. 2023-05-11
    soldstatus $182,000
21. 2000-12-05
    soldstatus $6,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 9/10 Extreme FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥110°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,724
• − Mortgage interest: −$6,722
• − Property taxes: −$1,800
• − Insurance: −$1,398
• − Repairs & maintenance: −$1,418
• − Management: −$1,418
• − Depreciation: −$3,491
• Taxable income: $1,478
• Est. tax owed @ 24.0%: −$355
• After-tax cash flow: $2,898/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Clarksville School District
• NCES district ID: 0504380
• Math proficiency: 29% ▼ -16.00%
• Reading proficiency: 34% ▼ -5.00%
• Median HH income: $33,344
• Composite: 25.84/100
• National rank: #7352
• State rank: #147 of 238 in AR

Livability — Clarksville

• Score: 65/100
• State rank: #141
• US rank: #12572

Category grades

Amenities F Commute F Cost of living A+ Crime D- Employment F Housing A+ Health & safety D- User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 15,962

Population outlook (Johnson County) Hauer SSP2

• Today (2025): 27,452 people
• By 2030: 28,003 · +2.0%
• By 2040: 28,960 · +5.5%
• By 2050: 29,627 · +7.9%
• By 2075: 31,000 · +12.9%
• By 2100: 31,173 · +13.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (71%)
• Race & ethnicity: White 71% Hispanic / Latino 18% Two or more races 9% Asian 4% Black 2%
• Hispanic origin (detail): Mexican 17%
• Common ancestry: Slovak 2% Iranian 1% Lithuanian 1%
• Foreign-born: 12% · Canada, Philippines, Vietnam
• Languages at home: 84% English-only · Spanish 12% Other Asian/Pacific 2% German/W. Germanic 1%

Political lean MEDSL · Johnson

• 2024 margin: Solid R (+51.4) · D 23.3% · R 74.7% · Other 2.0%
• 2008→2024 swing: -28.4pp toward R · 2008: -23.1pp · 2024: -51.4pp
• All cycles: 2024: R+51.4 2020: R+49.0 2016: R+40.6 2012: R+28.0 2008: R+23.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -24.36%
• Current HPI: 187.5114
• Rent YoY: —
• Metro: —
• State GDP YoY: ▲ 3.80%
• F500 in state: 10

Industry mix (Fortune 500 HQ in AR)

Industry	F500 HQs	Revenue
▸Retail	1	$681B
▸Food / Agriculture	1	$53B
▸Retail / Energy	1	$22B
▸Transportation / Logistics	1	$12B
▸Energy	1	$4B

Price history

+1900.0% since first listed

5 events — show timeline

• 2026-01-16 Price Changed $120,000 NWARMLS
• 2025-11-21 Price Changed $134,900 NWARMLS
• 2025-10-14 Listed $149,900 NWARMLS
• 2023-05-11 Sold (Public Records) $182,000 Public Records
• 2000-12-05 Sold (Public Records) $6,000 Public Records

Property tax history

-7.5%/yr

Latest (2025): $58 · -55.0% YoY. Source: county tax records.